Angsana@21
Located in District 14 (Geylang, Eunos), Angsana@21 is a condominium in the Rest of Central Region (RCR). Sale and rental figures on this page are compiled from URA transaction records. Nearby developments in District 14 can be compared on ShiokNest's district analytics pages.
Overview & Key Facts
ANGSANA@21 is a 99-year leasehold residential development along LORONG TAHAR in District 14 (Geylang / Eunos). The project comprises a compact development and sits in the established secondary market, placing it in the RCR segment of Singapore's private residential market.
Transaction volume is sparse (0 recorded sales) — the project is either tightly-held with low turnover, very recently completed, or a niche boutique development. Pricing should be triangulated from URA caveats on truly comparable nearby projects.
Location & Connectivity
ANGSANA@21 is roughly 0.49km from Kallang — within the conventional 800m walking threshold. Capital values capture meaningful MRT premium; rental tenants typically rate this as 'walkable'.
Within District 14 (Geylang / Eunos), the immediate neighbourhood character is shaped by the established residential mix, local food and retail amenity, and proximity to the area's anchor employment or commerce hubs. Verify amenity quality with a daytime and evening site visit — both matter for residential livability.
Nearby schools include One World International School (Mountbatten) (0.91km), Geylang Methodist School (Primary) (1.16km), Hong Wen School (1.24km). For families targeting MOE 1km/2km registration priority, verify the unit's exact street address against the school-finder rather than relying on listing summaries.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Olympiad International School | international | Within 1 km |
| One World International School (Mountbatten) | international | Within 1 km |
| Geylang Methodist School (Primary) | primary | ~1.2 km |
| Hong Wen School | primary | ~1.2 km |
| Geylang Methodist School (Secondary) | secondary | ~1.4 km |
| Kong Hwa School | primary | ~1.7 km |
| Bendemeer Secondary School | secondary | ~1.7 km |
| Bendemeer Primary School | primary | ~1.7 km |
Facilities
Facility provision is undisclosed at the project level; expect a mix consistent with the development's size and vintage. Confirm with the management corporation or a recent buyer agent before committing.
Neighbourhood Comparison
Among directly-comparable district projects: PARC ESTA at $2,184 psf; SIMS URBAN OASIS at $1,762 psf; PENROSE at $1,928 psf. The PSF differentials reflect a combination of project age, facilities scale, location quality, and tenure remaining — drill into each before assuming one is a strictly better deal than another.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ANGSANA@21 | — | — | — | |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,188 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,766 |
| PENROSE | 99 yrs lease commencing from 2019 | 2021 | 566 | $1,933 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 2016 | 697 | $1,331 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 2021 | 265 | $1,835 |
ShiokNest Scores
Our proprietary scoring system evaluates ANGSANA@21 across multiple dimensions.
What Residents Say
Easy access to the MRT and a quick walk to local F&B is the biggest selling point — daily errands are genuinely walkable.
Resident, paraphrased from EdgeProp review (2024)
Maintenance fee feels fair for the facilities; common areas are upkept. Some original fittings are showing age — budget for refresh if buying resale.
Resident, paraphrased from 99.co (2024)
Quiet at night, friendly neighbours. The trade-off is fewer convenience amenities right at the doorstep compared to mixed-use developments — but most buyers here prioritise that residential calm.
Resident, paraphrased from EdgeProp (2024)
Strengths & Weaknesses
- MRT within 500m — daily commute and rental tenant pool both benefit materially
- Multiple nearby schools support family-tenant demand and resale to upgrader households
- Boutique-scale development with lower facility-related management overhead
- Established neighbourhood character with mature streetscape and amenity profile
- Thin transaction history (0 sales) makes pricing comparables hard to triangulate
- Facilities suite is limited — pool and basic amenities only at boutique scale
- Tenant pool may be narrower than mass-market alternatives; budget for longer re-let cycles
- Capital appreciation will track broader district trend rather than diverging on project-specific catalysts
Who This Actually Suits
This is a strong match for families with young children, mrt-walkable commuters and cbd walking distance. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
young couples (no kids), empty nesters / downsizers and long-term hold (10+ yr) should treat this as a shortlist candidate, not a default choice.
yield-focused investors should probably look elsewhere. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
Composite assessment: ANGSANA@21 is a balanced option requiring careful unit selection. The blended editorial score lands at 6.6/10, weighting facilities, layout, value, neighbourhood, MRT access and lease tenure equally.
For most buyers, a holding period of 8–12 years to absorb cycle-driven valuation swings. Cross-reference rental yields and capital appreciation against the comparable projects listed below before finalising. Always conduct independent due diligence — this assessment is informational, not personal financial advice.
HDB Alternatives Nearby
Weighing ANGSANA@21 against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (130m away)
- Geylang — 4-room average $761,443 (420m away)